The Urban Redevelopment Authority (URA) has released two residential land parcels for sale today under the first half 2026 Government Land Sales (GLS) Programme. The sites are located at Holland Plain and Morrison Lane, and together, they reflect a continued effort to maintain a steady pipeline of private housing supply.
While both plots sit within the Core Central Region (CCR), they differ in scale, planning intent, and release mechanism. The Holland Plain site has been placed on the Confirmed List. Meanwhile, the Morrison Lane plot is offered under the Reserve List and will only proceed if a developer submits an acceptable application.
Taken together, these two sites give developers different entry points into the prime residential market. At the same time, they offer homebuyers a glimpse into how two distinct neighbourhoods are set to evolve over the coming years.
Get exclusive updates here
Table of contents
- A larger Confirmed List supply in 1H2026
- Holland Plain: A new private residential enclave in Bukit Timah
- Morrison Lane: A mixed-use plot in River Valley
- What this means for the property market
A larger Confirmed List supply in 1H2026
To begin with, the Holland Plain parcel forms part of the 4,575 residential units that will be released under the Confirmed List for 1H2026. This supply level is about 50% higher than the average Confirmed List supply per GLS programme over the past decade.
In other words, the government is continuing to ensure that land is made available in response to market conditions. Over the past year, new home sales in prime districts have improved. As a result, more sites are being rolled out to support demand and maintain price stability over the medium term.
Against this broader backdrop, the Holland Plain site stands out as the first GLS tender launch of 2026.
Holland Plain: A new private residential enclave in Bukit Timah
| Location | Holland Plain |
| Site area | 15,716.9 m² |
| Land use zoning | Residential |
| Maximum Gross Floor Area (GFA) | 28,291 m² |
| Maximum building height | 6-8 storeys |
| Estimated number of housing units | 280 |
| Project completion period | 60 months |
| Lease period | 99 years |
Site overview and development parameters
The Holland Plain land parcel spans 15,716.9 square metres. It is zoned for residential use and carries a 99-year lease. The site can generate up to 28,291 square metres of gross floor area (GFA), with a minimum GFA requirement of 25,462 square metres.
In total, up to 280 residential units may be built, although the cap technically allows for no more than 282 units. This limit has been set to help manage traffic demand in the area.
Building heights will range between six and eight storeys. The gross plot ratio stands at 1.8, which is slightly higher than the earlier Holland Link parcel launched in late 2024. Because of this, the upcoming development may rise a little taller than its predecessor.
Importantly, the tender for the Holland Plain site will close at 12 noon on 7 May 2026.
Building on the Holland Plain vision
Looking beyond technical parameters, the Holland Plain precinct has been planned as a pedestrian-friendly private residential enclave. It will be shaped by greenery, park spaces, and water-sensitive urban design features.
The site is expected to integrate closely with a future Community Plain park. In addition, Holland Green Linear Park will run to the south of the precinct. This linear park connects to the Rail Corridor, creating a green spine that links to major nature areas such as Bukit Timah Nature Reserve, Hindhede Nature Park and Rifle Range Nature Park.
As part of the broader vision, green “fingers” will be introduced between residential developments. These landscaped pathways will improve pedestrian access to nearby amenities and transport nodes.
The successful developer will be expected to design the project in a way that responds sensitively to its surroundings. This includes nearby two-storey landed homes and Good Class Bungalow Areas (GCBAs). Therefore, the architectural form and scale must blend with the low-rise character of the neighbourhood while still making efficient use of the plot.
Connectivity and transport links
At present, public transport access is limited. However, this is expected to improve significantly in the coming years.
The site is located near King Albert Park MRT station on the Downtown Line. This station is set to become an interchange with the future Cross Island Line, with completion targeted around 2032. Once operational, residents will enjoy more direct connections across the island.
In addition, a bus stop is planned at the southern end of the land parcel. Over time, this should enhance last-mile connectivity within the precinct.
For drivers, the location provides relatively straightforward access to Bukit Timah Road and other arterial routes leading to the city centre.
Read more: Upcoming Executive Condo (EC) sites in 2025/2026
Amenities and schools in the vicinity
Although Holland Plain is still in the early stages of development, several amenities are already within reach.
Shopping options include Bukit Timah Plaza and KAP Mall. The upcoming Bukit V mall is also nearby, which will add to the retail and dining mix in the area.
Education is another key draw. The site falls within 1 kilometre of Methodist Girls’ School. Within a 1–2 kilometre radius are Henry Park Primary School and Pei Hwa Presbyterian Primary School. Other institutions in the broader area include Hwa Chong Institution, Nanyang Girls’ High School, Ngee Ann Polytechnic and the Singapore University of Social Sciences.
Because of this cluster of well-known schools, market observers believe that family demand could be strong over the longer term.
Market expectations and developer interest
The earlier Holland Link site, located next to Holland Plain, was awarded in August 2025 to a joint venture by Sim Lian entities. The winning bid came in at S$1,432 per square foot per plot ratio (psf ppr) and exceeded the second-highest bid by more than 20%. Five bids were received in total, though pricing varied widely.
Given that benchmark, market experts expect the Holland Plain site to attract between three and five bidders. Some believe participation could range from one to three, while others expect as many as six bidders.
As for pricing, estimates suggest that the top bid may land between S$1,350 and S$1,500 psf ppr. If bids cluster around the S$1,400 psf ppr level, the total land cost would likely remain below S$500 million. This relatively moderate quantum could appeal to small- and mid-sized developers seeking controlled exposure to the CCR.
Furthermore, demand conditions in prime districts have improved since mid-2025. Strong take-up rates at certain CCR projects have restored confidence among developers. Therefore, entering Holland Plain at an early stage of the precinct’s transformation may be seen as a strategic move.
Demand may also come from multiple buyer segments. These include existing Bukit Timah homeowners looking to right-size, as well as HDB upgraders from nearby estates such as Queenstown. With many flats reaching their Minimum Occupation Period (MOP) in 2026, the upgrader pool is expected to expand.
Morrison Lane: A mixed-use plot in River Valley
| Location | Morrison Lane |
| Site area | 6,669.8 m² |
| Land use zoning | Residential with Commercial at 1st Storey |
| Maximum Gross Floor Area (GFA) | 18,676 m² |
| Maximum building height | 15 storeys, Low-rise Zone: 4 storeys |
| Estimated number of housing units | 205 |
| Project completion period | 72 months |
| Lease period | 99 years |
Site overview and planning requirements
The Morrison Lane land parcel is smaller, with a site area of 6,669.8 square metres. It is zoned for “Residential with Commercial at 1st Storey” use and carries a 99-year lease.
The maximum GFA is 18,676 square metres, while the minimum GFA is 16,809 square metres. Up to 205 residential units may be developed.
Unlike Holland Plain, this site is on the Reserve List. Therefore, it will only be triggered for tender if a developer commits to a minimum acceptable bid.
Commercial and community components
Importantly, specific non-residential requirements have been set.
At least 500 square metres of GFA must be allocated for an Early Childhood Development Centre (ECDC). This facility is expected to accommodate about 100 children. In addition, between 500 and 1,000 square metres of GFA must be used for commercial purposes at the first storey. These spaces are intended to provide amenities for residents. However, they cannot be used as office space.
Both the ECDC and commercial units must front Mohamed Sultan Road, although some flexibility may be granted for locating them on the second storey, subject to planning guidelines.
Urban design and height controls
The site sits within an established residential neighbourhood in the River Valley Planning Area, near Robertson Quay.
To ensure the new development blends well with the conserved shophouses along Mohamed Sultan Road, height controls have been carefully structured. A low-rise zone of up to four storeys will front Mohamed Sultan Road. Meanwhile, a high-rise zone of up to 15 storeys may be built deeper within the plot.
The development must form a minimum two-storey building edge along Mohamed Sultan Road and the junction with Morrison Lane. It must also be built up to the road reserve line and share a party wall with the adjacent private residential project at 80 Kim Yam Road.
Furthermore, the successful tenderer will need to provide covered at-grade walkways along the southern edge of the site. This will improve pedestrian connectivity between developments in the area.
The project is also expected to overlook a new park and feature lush landscaping to strengthen the sense of greenery.
Connectivity and lifestyle appeal
Morrison Lane enjoys strong transport connectivity.
Fort Canning MRT station on the Downtown Line and Great World MRT station on the Thomson-East Coast Line are located nearby. This makes travel to the city centre and other parts of Singapore convenient.
In addition, residents will have easy access to dining and lifestyle offerings along Mohamed Sultan Road, River Valley Road, Orchard Road and the Singapore River.
The Singapore River Round-Island Route also offers recreational options for walking and cycling.
Will the site be triggered?
Despite these attributes, some market observers believe the Morrison Lane site may not be triggered immediately.
Although demand for CCR homes has improved, several upcoming and recently launched projects in the River Valley area are still selling units. Developers who are keen on CCR plots may prioritise other Confirmed List sites that are perceived to have stronger locational advantages.
Still, if sales momentum in the River Valley cluster remains resilient, interest in Morrison Lane could surface. The relatively compact size of the plot translates to an estimated land quantum of around S$300 million, based on projected land rates of S$1,400 to S$1,500 psf ppr. Up to five bidders may participate if the site is activated.
Get exclusive updates here
What this means for the property market
Taken together, the Holland Plain and Morrison Lane sites reflect a balanced land supply strategy.
On one hand, the Confirmed List site at Holland Plain supports longer-term transformation in a new private enclave. On the other hand, the Reserve List site at Morrison Lane offers flexibility and allows developers to respond to market signals.
As the first GLS tender of 2026, Holland Plain will serve as an early test of developer appetite in the prime segment this year. Meanwhile, Morrison Lane will remain a potential opportunity, waiting for the right market conditions to be triggered.
For homebuyers, these launches signal that more options are on the way. For developers, they represent calculated opportunities in two very different but equally central neighbourhoods.
The post URA launches two GLS sites at Holland Plain and Morrison Lane under 1H2026 programme appeared first on .
